What You Need for a Building Permit in Reading, MA (2026)

Reading Building Permit Checklist

What Reading asks for on a new home, addition or major renovation, from the Reading permit pages. Bring all of it the first time and the review moves faster.

Online application with the full estimated cost
Certified plot plan (two for additions)
Two sets of building plans (stamped plans may be required)
Energy form for new homes and additions
HERS rater for new homes
Manual J and S for new ductwork or mini-splits (Manual J, S and D for a new home)
Window order and kitchen hood specs (hoods over 400 CFM need make-up air)
Contract, CSL, HIC, workers' comp and insurance, or the homeowner exemption forms

Construction plan set prepared for a building permit application - building permit energy code requirements in Reading, MA

Who Can Apply and How

Contractors upload a signed contract, CSL, HIC and workers' comp certificate. Homeowners who live or intend to live at the property upload the CSL and HIC exemptions, workers' comp affidavit and a notarized Estimated Cost Affidavit, and must attend all inspections.

Apply through OpenGov online permitting. Questions go to the Building Division at 781-942-6613.

Energy Code Compliance in Reading

Reading is not on the state's Specialized or Stretch adopter lists; the town says the 2021 IECC took effect for residential on January 1, 2023.

At permit: Reading asks for an energy form for new homes and additions and a HERS rater for new homes. An insulation certificate must be approved before the insulation inspection, and the HERS rater must confirm in writing that they were present during installation.

At final: At final we run the blower door and duct leakage tests and issue the confirmed HERS certificate.

Project	Energy document
New home	REScheck/prescriptive, or a HERS rating (Energy Rating Index path)
ADU	REScheck/prescriptive, or a HERS rating
Addition over 1,000 sq ft or over 100% of the home	REScheck/prescriptive, or a HERS rating
Smaller addition or alteration	REScheck or the prescriptive path, if the inspector accepts it
Commercial up to 20,000 sq ft	COMcheck plus a whole-building blower door test

Home Energy Efficiency Consultants prepares the projected HERS report from your plans, usually in about one business day after the quote is accepted, then does the pre-drywall inspection, blower door and duct leakage tests and the confirmed HERS certificate. See our stretch code report for permitting page for what's in the report, EV-ready and solar-ready rules, and when Phius applies.

Sample projected HERS rating certificate for a building permit - building permit energy code requirements in Reading, MA

Massachusetts Stretch Code compliance path flowchart for new homes, additions and alterations - building permit energy code requirements in Reading, MA

Permit Fees and Timing

Fees: Residential: $13 per $1,000, minimum $50. Certificate of Occupancy $50 per unit (revised July 1, 2024). Always check the current schedule before you apply.

Review time: Issued or denied within 30 days of a complete submittal.

Final Inspection and Certificate of Occupancy

Before the final, upload the permit card with electrical, plumbing and fire sign-offs and a notarized Final Cost of Construction Affidavit.

For new homes and large additions, the confirmed HERS rating (with passing blower door and duct leakage results) is part of the close-out paperwork. Book the final test before the building inspector's final so the paperwork is ready.

Local rules to know:

Town Hall is closed Fridays

Building Permit FAQ for Reading

What do you need for a building permit in Reading, MA?

For a new home or addition: the online application, scaled construction plans, a certified plot plan by a land surveyor, contractor CSL/HIC, insurance and workers' comp paperwork (or a homeowner exemption), any zoning or historic approvals, and energy code compliance documentation. New homes and large additions need a projected HERS rating report.

Do I need a HERS rating for a building permit in Reading?

Not always. Reading follows the base energy code, so a new home can comply prescriptively (REScheck) or with a HERS rating. Reading itself asks for a HERS rater on new homes. A HERS rating gives more design flexibility and is required for Mass Save new construction incentives and ENERGY STAR. New homes still need a blower door test.

What energy code does Reading follow?

Reading is not on the state's Specialized or Stretch adopter lists; the town says the 2021 IECC took effect for residential on January 1, 2023.

Where do I apply for a building permit in Reading?

At the Building Division, Town Hall, 16 Lowell Street, Reading, MA 01867 (781-942-6613), through OpenGov online permitting.

Who can pull a building permit in Reading?

How much does a building permit cost in Reading?

Residential: $13 per $1,000, minimum $50. Certificate of Occupancy $50 per unit (revised July 1, 2024). Check the current fee schedule before you apply.